8668 Ashley Way · Douglasville, GA 30134

$160,000

2 bd · 2.5 ba · 1,376 sqft · Townhouse public records · 72 Days on market

Built 1983 2,469 sqft lot $116/sqft · at area comps Est $155k · at est. ↓ 38% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.2/30.0
• DSCR +7.1/10.0
• ARV discount +5.9/15.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 2-bedroom, 2.5-bath townhome in Ashley Oaks that delivers where it counts-solid rental demand, a functional layout, and a low-maintenance exterior that keeps your time and expenses in check. The added half bath? That's the kind of detail tenants appreciate... and stay for. Set in a Douglasville location that consistently attracts renters, you're just minutes from shopping, dining, and quick access to I-20-because convenience isn't a bonus, it's expected. Whether you're adding another door to your portfolio or stepping into your first investment, this property gives you a clean, straightforward path to income. And if you're thinking bigger... this home is part of a rare 18-property opportunity within Ashley Oaks, making it easy to scale without scattering your investments all over town.

Key facts

• Quick access to i-20
• 2 parking spots
• Built 1983

Tags

• LOW MAINTENANCE EXTERIOR
• DOUGLASVILLE LOCATION
• QUICK ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.5% in Douglasville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#82 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 299 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $154,513
• List price: $160,000
• Delta: 3.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8694 Ashley Way	0.05mi	2/2.5	1,364 (-1%)	7mo	$57,000	$42	90
8691 Ashley Way	0.05mi	2/2.0	1,300 (-6%)	2mo	$152,300	$117	85
8692 Ashley Way	0.05mi	2/2.0	1,300 (-6%)	7mo	$56,000	$43	81
8693 Ashley Way	0.05mi	2/2.0	1,500 (+9%)	7mo	$71,000	$47	74
8538 Westchester Dr	0.50mi	2/1.5	1,334 (-3%)	8mo	$160,000	$120	61
8815 W Chase Dr	0.67mi	2/2.5	1,452 (+6%)	4mo	$145,000	$100	57
8835 W Chase Dr	0.71mi	2/2.5	1,408 (+2%)	10mo	$130,000	$92	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-14,306
• Equity at exit: $23,857

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-10,167
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30134

• Home prices YoY: -22.4%
• Rents YoY: 0.0%
• Active inventory: 299
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$839
• Tax from tax record: −$175 /mo · $2,104/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $260

Break-even live

Break-even rent $1,368

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $350	-5% $305	+0% $260	+5% $214	+10% $169
Rent	-10% $126	-5% $193	+0% $260	+5% $327	+10% $394
Rate	-1.0pp $340	-0.5pp $300	base $260	+0.5pp $218	+1.0pp $176

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6363 Melrose St Douglasville, GA	3.0	1.0	950	$1,550	$1.63	45d	1	0.23mi
6765 W Strickland St Unit B Douglasville, GA	2.0	2.0	978	$1,295	$1.32	4d	1	0.63mi
6787 Strickland St Douglasville, GA	1.0	1.0	950	$625	$0.66	45d	1	0.65mi
8424 Chicago Ave Douglasville, GA	2.0	2.0	880	$1,187	$1.35	45d	1	0.83mi
9018 Stoneleigh Trce Douglasville, GA	2.0	2.0	1035	$1,600	$1.55	20d	1	0.85mi
8500 Durelee Ln Douglasville, GA	1.0–2.0	1.0	947	$1,665	$1.76	4d	1	0.96mi
8040 Colquitt St Douglasville, GA	2.0	2.0	1046	$1,295	$1.24	22d	1	1.07mi
2017 Roseleigh Dr Douglasville, GA	3.0	2.5	1508	$2,300	$1.53	6d	1	1.10mi
2019 Roseleigh Dr Douglasville, GA	3.0	2.5	1508	$2,300	$1.53	6d	1	1.11mi
7029 Branch Crossing Way Douglasville, GA	3.0	2.0	1338	$1,200	$0.90	20d	1	1.12mi
8288 Chicago Ave Douglasville, GA	2.0	2.0	1050	$1,510	$1.44	3d	1	1.15mi
6297 Redcliff Dr Douglasville, GA	3.0	2.0	1223	$1,789	$1.46	18d	1	1.23mi
8242 Durelee Ln Douglasville, GA	2.0–3.0	2.0	1210	$1,395	$1.15	45d	1	1.24mi
4647 Big B Rd Douglasville, GA	3.0	1.5	1600	$1,570	$0.98	6d	1	1.25mi
4839 Lehigh Dr Douglasville, GA	2.0	2.0	1300	$4,500	$3.46	45d	1	1.27mi
6314 New Gate Dr Douglasville, GA	3.0	2.5	1848	$1,980	$1.07	45d	1	1.35mi
7068 Littlebrook Way Douglasville, GA	3.0	2.5	1809	$1,900	$1.05	6d	1	1.38mi
4140 Kingsbere Way Douglasville, GA	3.0	2.5	1568	$2,200	$1.40	3d	1	1.39mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$1,950	$1.24	25d	1	1.43mi
4406 Ryan St Douglasville, GA	3.0	2.5	1568	$2,000	$1.28	45d	1	1.43mi
4642 Elmhurst Dr Douglasville, GA	3.0	2.0	1385	$1,900	$1.37	5d	1	1.48mi
2988 Heritage Valley Ct Douglasville, GA	3.0	2.0	1628	$1,890	$1.16	45d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $160,000 Active 72 DOM
2. 2026-06-18
   days on market $160,000 Active 69 DOM
3. 2026-06-17
   days on market $160,000 Active 68 DOM
4. 2026-06-16
   days on market $160,000 Active 67 DOM
5. 2026-06-15
   days on market $160,000 Active 66 DOM
6. 2026-06-13
   days on market $160,000 Active 64 DOM
7. 2026-06-09
   days on market $160,000 Active 60 DOM
8. 2026-06-08
   days on market $160,000 Active 59 DOM
9. 2026-06-07
   days on market $160,000 Active 58 DOM
10. 2026-06-04
    days on market $160,000 Active 55 DOM
11. 2026-06-03
    days on market $160,000 Active 54 DOM
12. 2026-06-02
    days on market $160,000 Active 53 DOM
13. 2026-06-01
    days on market $160,000 Active 52 DOM
14. 2026-05-31
    days on market $160,000 Active 51 DOM
15. 2026-04-10
    listed $160,000 New 807-char remark

    Show marketing remark (865 chars)

    A 2-bedroom, 2.5-bath townhome in Ashley Oaks that delivers where it counts—solid rental demand, a functional layout, and a low-maintenance exterior that keeps your time and expenses in check. The added half bath? That’s the kind of detail tenants appreciate… and stay for. Set in a Douglasville location that consistently attracts renters, you’re just minutes from shopping, dining, and quick access to I-20—because convenience isn’t a bonus, it’s expected. Whether you’re adding another door to your portfolio or stepping into your first investment, this property gives you a clean, straightforward path to income. And if you’re thinking bigger… this home is part of a rare 18-property opportunity within Ashley Oaks, making it easy to scale without scattering your investments all over town.

16. 2026-04-10
    listed $160,000 Active 865-char remark

    Show marketing remark (865 chars)

    A 2-bedroom, 2.5-bath townhome in Ashley Oaks that delivers where it counts—solid rental demand, a functional layout, and a low-maintenance exterior that keeps your time and expenses in check. The added half bath? That’s the kind of detail tenants appreciate… and stay for. Set in a Douglasville location that consistently attracts renters, you’re just minutes from shopping, dining, and quick access to I-20—because convenience isn’t a bonus, it’s expected. Whether you’re adding another door to your portfolio or stepping into your first investment, this property gives you a clean, straightforward path to income. And if you’re thinking bigger… this home is part of a rare 18-property opportunity within Ashley Oaks, making it easy to scale without scattering your investments all over town.

17. 2026-03-17
    historical
18. 2026-03-17
    historical
19. 2025-11-25
    listed $165,000 New
20. 2025-11-25
    listed $165,000 Active
21. 2021-07-27
    soldstatus $2,390,000
22. 2011-12-01
    soldstatus $287,000
23. 2011-12-01
    soldstatus $372,000
24. 2011-07-21
    soldstatus $260,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,104 · $175/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,365
• − Mortgage interest: −$8,962
• − Property taxes: −$2,104
• − Insurance: −$800
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,655
• Taxable income: $585
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,975/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Douglasville

• Score: 71/100
• State rank: #82
• US rank: #6971

Category grades

Amenities F Commute C+ Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglasville, GA
• County: Douglas County · 141,416 people
• City population: 114,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 47,580
• Household income: $76,574
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1339.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 37% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.36%
• Current HPI: 243.9426
• Rent YoY: ▬ 0.03%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-38.5% since first listed

10 events — show timeline

• 2026-04-10 Listed $160,000 FMLS
• 2026-04-10 Listed $160,000 GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2026-03-17 Listing Removed — GAMLS
• 2025-11-25 Listed $165,000 FMLS
• 2025-11-25 Listed $165,000 GAMLS
• 2021-07-27 Sold (Public Records) $2,390,000 Public Records
• 2011-12-01 Sold (Public Records) $372,000 Public Records
• 2011-12-01 Sold (Public Records) $287,000 Public Records
• 2011-07-21 Sold (Public Records) $260,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,104 · -0.3% YoY. Source: county tax records.